Use this tool to compare two or three rental properties side by side. Enter the rent, deposit, bills, and commute cost for each property and see the total monthly cost and 12-month cost for each. The comparison table gives you the same information for each property in the same format, so you can make a like-for-like comparison before deciding.
Enter details for at least two properties. Leave commute blank if you have not calculated it yet.
Property 1
Property 2
How to use this tool
- Enter the details for your first property, including rent, deposit, and whether bills are included.
- Add a second property. Add a third if you are comparing more than two.
- The comparison table will show total monthly and 12-month costs for each property side by side.
Understanding your results
Total monthly cost includes rent, estimated bills (if not included in rent), and commute. It does not include the deposit, because the deposit is a one-off payment, not a monthly cost. The 12-month cost multiplies your total monthly figure by 12 and assumes rent and bills stay the same across the year.
Commute cost is user-entered and is an estimate. If you have not calculated your commute cost, use a monthly season ticket price or an average weekly fuel cost multiplied by four. Where commute is not entered for a property, that column’s total may be understated.
Legal context
Rental deposits in England are capped at five weeks’ rent for annual rents under £50,000, under the Tenant Fees Act 2019. If a deposit figure entered here exceeds that cap, the landlord may be asking for more than the law permits. Use the Deposit Cap Calculator to check. Bills included in rent are a tenancy term. Ask to see which bills are included in writing before signing.
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Frequently asked questions
What should I compare beyond the monthly rent?
Look at the deposit amount (capped at five weeks’ rent in England under the Tenant Fees Act 2019), whether bills are included, the Energy Performance Certificate (EPC) rating, broadband speed, notice period, and any permitted fees such as early surrender clauses. A property with lower rent but an F-rated EPC and expensive utility bills can cost more in practice than a higher-rent flat with an A or B rating.
How do I calculate price per square foot for a rental?
Divide the monthly rent by the property’ square footage, then multiply by 12 to get an annual rate per square foot. For example, £1,500 per month for a 600 sq ft flat equals £30 per square foot per year. Floor plans are not always published on Rightmove or Zoopla, so request them directly from the letting agent.
How do I work out the true monthly cost of a rental?
Add rent, council tax, broadband, gas, electricity, water, and contents insurance. If the property has no EPC rating above E, landlords cannot legally let it as of 2020 (MEES regulations), so factor in likely heating costs for poorly rated properties. Use the property’ postcode to check the council tax band on the government’ website.
What should I check on a property viewing?
Check water pressure, mobile signal, boiler age, window condition, signs of damp or mould on ceilings and window frames, and the state of white goods if included. Ask the agent how long the property has been on the market and why the previous tenant left. Note the bin collection day and whether there is adequate storage.
Can I negotiate the rent down on a listing?
Yes. Properties that have been listed for more than three weeks are more likely to accept a lower offer. Reference comparable properties at lower prices in the same postcode to support your position. Offering to sign a longer tenancy (18 months rather than 12) or to move in earlier than the advertised date are common negotiating levers.
How do I spot a misleading rental listing?
Warning signs include photos with wide-angle lenses that exaggerate room size, no floor plan, a listing date that has reset recently (suggesting a price reduction with a new listing), and an address that is vague or described as a nearby more desirable area. Cross-reference the postcode on Google Street View and check whether the listed price is below the area median on Rightmove’ Price Comparison tool.
What is the difference between renting an HMO and a whole property?
An HMO (House in Multiple Occupation) is let room by room with shared kitchens and bathrooms. Landlords with five or more occupants across two or more households must hold a mandatory HMO licence from the local council. Whole-property lettings give you exclusive use of all rooms. HMOs are typically cheaper per person but offer less privacy and a separate tenancy agreement per room.
What does the EPC minimum E requirement mean for tenants?
Since April 2020, landlords in England and Wales cannot let a property with an EPC rating of F or G to new tenants. Existing tenancies were brought into scope from April 2023. A property with an E rating may still have high heating costs. The government has proposed raising the minimum to C by 2030, though this is not yet law.
Is Rightmove or Zoopla more reliable for rental listings?
Rightmove has the largest volume of UK rental listings and is typically where agents list first. Zoopla includes additional data points such as estimated rental values and local market trends. For completeness, check both platforms. OnTheMarket is a third option used by some agents who are restricted to listing on one portal before others.
How do council tax bands affect my comparison?
Council tax is set by the local authority and varies significantly between boroughs and bands. Two properties with identical rent in different local authority areas can differ by £50 to £150 per month in council tax alone. Check the band for any property on the government’ Council Tax Band checker and factor it into your total monthly cost calculation.